Zuari Gangothri Tribhuja is developed by the Gangothri Group, with Zuari Infraworld India Ltd as development manager. Its advertised base rate is ₹7,499 per sq ft, published in the developer's own price list dated 2 January 2026. That is the number a buyer will be quoted, and it is not the number a buyer will pay.
Loaded with the mandatory charges printed on the same sheet, the flat lump sums for parking and the clubhouse, 5% GST and Telangana's 7.5% stamp duty and registration, the real all-in works out at roughly ₹9,300 to ₹10,850 per sq ft. There is no configuration in the tower that gets close to the headline. Even the cheapest home in the building carries about a 24% load over the advertised rate.
This page works the whole stack from the developer's own document, line by line, so the gap is visible rather than discovered at registration.
What the developer actually publishes
The source for every rate below is one document: the price list dated 2 January 2026, co-branded Zuari Infraworld and Gangothri Infraedge Pvt Ltd. It is the only pricing document either brand owner has issued for this project, and it predates all three TG-RERA registrations. It names no phase and no tower, and it publishes one base price for the whole development. LINQ by Raghava is useful for cost discipline because a project decision should survive the full cost sheet, not only the first quoted rate or launch headline.
Two consequences follow, and both matter.
- There is no phase-wise price. Anyone quoting a Phase 1 premium or a Phase 3 discount is inventing it. No phase-differentiated rate exists in any source.
- There is no ticket price, because there is no published unit size. Neither Gangothri nor Zuari Infraworld has published a unit size, a carpet area or a unit schedule for Tribhuja, and none appears in the environmental clearance, in the RERA registry record or in the price list itself. Every "starting at ₹X" figure circulating for this project rests on a unit size with no source behind it. This page publishes rates per square foot and worked examples on a clearly labelled illustrative size. It does not publish a ticket price.
The rate card, charged per square foot of saleable area
| Line, as printed on the price list | Rate per sq ft |
|---|---|
| Base price | ₹7,499 |
| Floor rise charges | ₹25 "from 5th floor" (see the ambiguity below) |
| East facing charges | ₹100 |
| Corner apartment charges | ₹100 |
| ORR view premium | ₹200 |
| Internal garden or park view charges | ₹100 |
| 100 ft road view charges | ₹100 |
| WEGI (water, electricity, gas, infrastructure) | ₹200 |
| Corpus fund, one time | ₹100 |
| Advance maintenance, 24 months at ₹4 per sq ft per month | ₹96 |
Read the bottom three lines first. WEGI, the corpus fund and the 24 months of advance maintenance are not optional, not view-dependent and not negotiable. They add ₹396 per sq ft to every single home in the project before anyone discusses a floor or a facing. That takes the real starting rate from ₹7,499 to ₹7,895 for a low-floor home with no premium of any kind.
The 100 ft road view premium is worth understanding physically. The registry records the site's northern boundary as a 100 ft wide grid road, and its western boundary as the Outer Ring Road. Those two edges are what the road-view and ORR-view premiums are priced against.
The lump sums, flat regardless of unit size
| Line | Amount |
|---|---|
| Car parking, single bay | ₹3,00,000 |
| Car parking, double bay, back to back | ₹6,00,000 |
| Towards clubhouse | ₹4,00,000 |
| Legal and documentation | ₹30,000 plus 18% GST, so ₹35,400 |
| Booking amount | ₹10,00,000 |
The booking amount is not an extra charge. It is the first tranche of the sale consideration and it sits inside the 20% due at the start. Treating it as an eighth line item overstates the cost.
The clubhouse charge deserves a second look. It is ₹4,00,000 for every buyer, and the clubhouse is registered in Phase 3. Registration P01100010650 covers Towers A, B and C together with the clubhouse. A buyer in Phase 1, which is Towers F, G and I under P01100010651, pays the same ₹4,00,000 and receives the clubhouse only when the last phase completes. That falls straight out of the registry's own project names, and no competing page about this project states it.
The one genuinely ambiguous line, and why it is worth about ₹16 lakh
The price list reads "Rs.25/- Per Sft From 5th Floor". That sentence admits two readings and the sheet does not disambiguate between them.
| Reading | What it means | Floor rise on a 37th floor home |
|---|---|---|
| A, flat | Any home on the 5th floor or above pays a flat ₹25 per sq ft | ₹25 per sq ft |
| B, cumulative | Floor n pays (n minus 4) times ₹25. This is the standard Hyderabad convention, and the only reading under which a floor-rise line does any real work in a 38-slab tower | ₹825 per sq ft |
On a 2,000 sq ft home on the top floor, the difference between the two readings is about ₹16 lakh of principal, plus roughly ₹2 lakh more in GST, stamp duty and registration levied on top of it.
We do not pick a reading and we do not average them. Get the floor-rise basis in writing, for your specific floor, before you sign anything. A single sentence in the cost sheet settles it, and it is the highest-value question a buyer can ask at this project.
Premium stacking is also unstated. The sheet does not say whether east facing, corner and the three view premiums can be charged together on one home, or whether only one view premium applies. Every worked example below uses ₹0, ₹200 or ₹400 of premium, never the theoretical ₹600 maximum, because whether the premiums stack is not established. Ask.
The statutory layer, which is bigger than most buyers expect
Kollur is a gram panchayat, not a municipality. That determines which row of the Registration and Stamps Department's ready reckoner applies.
| Layer | Rate | Basis |
|---|---|---|
| Stamp duty | 5.5% | Sale deed in gram panchayats row of the ready reckoner |
| Transfer duty | 0% | Same row |
| Registration fee | 2.0% | Same row |
| Total duty and registration | 7.5% | |
| GST on the construction consideration | 5%, with no input tax credit | In force since 1 April 2019, unchanged by the 56th GST Council rationalisation of 22 September 2025 |
| GST on floor rise, facing, corner and view premiums | 5% | They are preferential location charges, naturally bundled with construction, per CBIC Circular 177/09/2022-TRU of 3 August 2022 |
| GST on advance maintenance and legal charges | 18% | |
| GST on the corpus fund | 18%, but contested | Advance rulings have gone both ways on whether a one-time corpus is a taxable service or a deposit held in trust. The price list itself says corpus is payable along with applicable GST, so it is modelled here as taxable |
| Mutation at a panchayat raj body | 0.1% of registration value, or ₹800, whichever is higher | G.O.Ms.No.46, ease-of-doing-business fee schedule |
| TDS under section 194-IA | 1% | Withheld from the builder, not an added buyer cost |
Two things the general guides get wrong, and this page can get right.
The total is 7.5% either way. Telangana charges 7.5% in a gram panchayat and 7.5% in a municipality. Only the internal split between stamp duty, transfer duty and registration fee differs. Guides that print "6% in Hyderabad" are quoting a superseded split.
Telangana gives no stamp-duty concession to women buyers. The rate is identical regardless of the buyer's gender. Several states do offer one; this is not one of them.
And on TDS: the 1% under section 194-IA is deducted from what you pay the builder and remitted to the government on the builder's account. It is not an eighth charge on top. Buyers routinely model it as one and overstate their outlay by a lakh or more.
The all-in worked example
The size used below is illustrative and is not a Tribhuja unit size. No unit size has been published for this project by anyone with a source. 2,000 sq ft is a round working figure, chosen deliberately so it cannot be mistaken for a real configuration, and it sits close to the filed programme average of about 2,140 sq ft per home. It exists so the arithmetic on this page rests on one consistent basis. Substitute your own quoted saleable area and the per-square-foot conclusions hold.
Step 1, the rate stack per square foot
This part is size-independent, and it is the single most useful table on the page.
| Layer | Lower floor, no premiums | Typical, 20th floor, east and corner | Top, 37th floor, east, corner and ORR view |
|---|---|---|---|
| Base price | 7,499 | 7,499 | 7,499 |
| Floor rise, Reading B | 0 | 400 | 825 |
| Facing, corner and view premiums | 0 | 200 | 400 |
| WEGI | 200 | 200 | 200 |
| Corpus fund | 100 | 100 | 100 |
| Advance maintenance, 24 months | 96 | 96 | 96 |
| Rate stack, ₹ per sq ft | 7,895 | 8,495 | 9,120 |
Step 2, the lump-sum load, which falls as the home gets bigger
| Lump-sum package | On 1,700 sq ft | On 2,000 sq ft | On 3,100 sq ft |
|---|---|---|---|
| Single parking ₹3.0 lakh plus clubhouse ₹4.0 lakh plus legal ₹0.3 lakh, so ₹7,30,000 | ₹429 per sq ft | ₹365 per sq ft | ₹235 per sq ft |
| Double parking ₹6.0 lakh plus clubhouse plus legal, so ₹10,30,000 | ₹606 per sq ft | ₹515 per sq ft | ₹332 per sq ft |
Step 3, the full build-up on the 2,000 sq ft illustrative home
| Line | Lower floor | Typical | Top floor |
|---|---|---|---|
| Rate stack times 2,000 sq ft | ₹1,57,90,000 | ₹1,69,90,000 | ₹1,82,40,000 |
| Parking, clubhouse and legal | ₹7,30,000 | ₹7,30,000 | ₹10,30,000 with double parking |
| Pre-tax total | ₹1,65,20,000, or ₹8,260 per sq ft | ₹1,77,20,000, or ₹8,860 per sq ft | ₹1,92,70,000, or ₹9,635 per sq ft |
| Of which is the GST and duty base | ₹1,60,98,000 | ₹1,72,98,000 | ₹1,88,48,000 |
| GST at 5% on the construction consideration | ₹8,04,900 | ₹8,64,900 | ₹9,42,400 |
| GST at 18% on advance maintenance and legal | ₹39,960 | ₹39,960 | ₹39,960 |
| GST at 18% on corpus, contested | ₹36,000 | ₹36,000 | ₹36,000 |
| Stamp duty at 5.5% | ₹8,85,390 | ₹9,51,390 | ₹10,36,640 |
| Registration fee at 2.0% | ₹3,21,960 | ₹3,45,960 | ₹3,76,960 |
| Panchayat mutation at 0.1% | ₹16,098 | ₹17,298 | ₹18,848 |
| All-in on the illustrative basis | about ₹1.86 crore | about ₹2.00 crore | about ₹2.17 crore |
| All-in per sq ft | ₹9,312 | ₹9,988 | ₹10,860 |
| Premium over the advertised ₹7,499 | plus 24.2% | plus 33.2% | plus 44.8% |
Under Reading A of the floor-rise line, where ₹25 per sq ft is flat rather than cumulative, the top-floor case lands at ₹9,960 per sq ft, a 32.8% premium, instead of ₹10,860. Both are shown because the document supports both.
Step 4, the same three cases at other illustrative sizes
This table exists only to show how the flat lump sums fall on different sizes. None of these is a Tribhuja unit size, and no unit size is published.
| Illustrative size | Lower floor | Typical | Top, Reading B | Top, Reading A |
|---|---|---|---|---|
| 1,700 sq ft | ₹9,386, plus 25.2% | ₹10,062, plus 34.2% | ₹10,963, plus 46.2% | ₹10,063, plus 34.2% |
| 2,000 sq ft | ₹9,312, plus 24.2% | ₹9,988, plus 33.2% | ₹10,860, plus 44.8% | ₹9,960, plus 32.8% |
| 3,100 sq ft | ₹9,166, plus 22.2% | ₹9,841, plus 31.2% | ₹10,654, plus 42.1% | ₹9,754, plus 30.1% |
The five things this page exists to tell you
- The real floor is about ₹9,300 per sq ft, not ₹7,499. Even the cheapest home in the tower, on a low floor with no view premium and one parking bay, carries a 24% load once mandatory charges, GST and duty are counted.
- Stamp duty and registration are the largest single add-on, at a flat 7.5%. They are bigger than GST, bigger than WEGI, and they are the one layer no negotiation ever touches.
- WEGI at ₹200 per sq ft is the biggest line that looks negotiable and is not. It is charged to everyone, it attracts GST, and on a 2,000 sq ft home it is ₹4 lakh plus tax.
- Corpus plus advance maintenance, ₹196 per sq ft, is due 15 days before registration, in cash. On a 2,000 sq ft home that is about ₹3.92 lakh plus GST, in one payment, at the point when the rest of the money is coming from a home loan. Home loans generally do not fund it. Budget for it separately.
- The lump sums hurt smaller homes most. The ₹7.3 lakh of parking, clubhouse and legal charges is ₹429 per sq ft on a 1,700 sq ft home and ₹235 per sq ft on a 3,100 sq ft one.
The payment schedule, and the RERA point inside it
The price list sets out this sequence.
| Stage | Share of sale consideration |
|---|---|
| Booking | ₹10,00,000 |
| Within 15 days from the date of RERA | The remainder of 20%, including the booking amount |
| On casting of the B4 roof slab | 10% |
| On casting of the 3rd floor slab | 10% |
| On casting of the 6th floor slab | 10% |
| On casting of the 12th floor slab | 10% |
| On casting of the 19th floor slab | 10% |
| On casting of the 26th floor slab | 10% |
| On casting of the 32nd floor slab | 10% |
| On casting of the 38th floor slab | 5% |
| At registration or handover, whichever is earlier | 5% |
Every tranche carries GST. The schedule tops out at a 38th-floor slab, which is consistent with the filed 4B+G+37 tower form, 38 slabs from ground to roof.
Now the point that matters. Section 13(1) of the Real Estate (Regulation and Development) Act 2016 caps the advance a promoter may accept without a registered agreement for sale at 10% of the apartment cost. The ₹10 lakh booking amount on its own is under 10% of any plausible ticket at this project. The 20% tranche is not. A registered agreement for sale must be executed before that second payment is made. This is the single most actionable legal point on this page, and it is a statutory right, not a negotiating position.
Other terms printed on the sheet: 1% TDS on the total sale consideration is the buyer's responsibility with every instalment; applicable GST is payable with every instalment; corpus and the 24 months of advance maintenance are payable 15 days ahead of the registration date with applicable GST; stamp duty, mutation fees and other statutory fees are payable 15 days ahead of registration; GST and stamp duty are subject to government change without notice; and prices are subject to change without notice.
What the filings say about cost, and what that does not mean
The amended environmental clearance of 17 March 2026 records a filed project cost of ₹1,458 crore across 1,730 homes, which is about ₹8.43 lakh per home, and it re-benchmarks the project's environmental management plan against a construction-cost norm of ₹2,150 per sq ft.
That construction norm is a filed figure and it is worth knowing. It is not a margin calculation. The gap between ₹2,150 and ₹7,499 is not profit: it excludes land, approvals, financing, marketing, statutory contributions and overhead, all of which are real and none of which appears in an environmental filing. Anyone using that arithmetic to argue the project is overpriced is misreading the document.
Market context, and it is market context only
Everything in this section is market-sourced, not developer-sourced. None of it is a Tribhuja rate. It is here so the ₹7,499 base can be read against something.
| Reference point | Rate | Weight |
|---|---|---|
| Signature Altius, Kollur, delivered, resale | about ₹6,150 to ₹6,400 per sq ft | Portal-sourced and low weight, but the only transacted Kollur rate visible anywhere |
| Anvita Ivana, Kollur, possession December 2026 | ₹7,000 to ₹7,699 per sq ft | Portal-sourced, low weight |
| Rajapushpa Sierra, Tellapur, launch | ₹7,299 and above per sq ft | Rate is secondary-sourced |
| Prestige Golden Grove, Velmula, pre-launch | about ₹7,955 per sq ft implied | Broker-sourced and low weight. The implied figure is used here in preference to the higher rate quoted alongside it |
| Hyderabad city average, first half 2026 | ₹8,258 per sq ft, up 7% year on year | Knight Frank India, India Real Estate January to June 2026. High weight for the city, none for Kollur |
| Hyderabad registrations, January to July 2026 | 44,158 units, up 4%, worth ₹30,847 crore, up 6% | Knight Frank on the Registration Department's own data |
| Zuari Gangothri Tribhuja | ₹7,499 per sq ft base | The developer's own dated price list |
The defensible summary. New launches in the Kollur, Tellapur and Velimela belt were being quoted at roughly ₹7,300 to ₹8,500 per sq ft in the first half of 2026. The only delivered Kollur project with a visible resale market trades near ₹6,200. Nothing beyond that is sourced, and this page will not pretend otherwise.
What the State of Telangana itself says about Kollur
The Registration and Stamps Department publishes unit rates for stamp-duty purposes, effective 5 June 2026, under SRO Patancheru. These are a statutory floor, not market prices. The contract price at Tribhuja is far above them, so duty falls on the contract price, not on these.
| Village | Land, ₹ per sq yard | Apartment, ₹ per sq ft |
|---|---|---|
| Kollur | 9,300 | 2,700 |
| Velmula (Velimela) | 6,400 | 2,700 |
| Osman Nagar | 18,300 | 2,700 |
| Tellapur | 19,000 | 2,700 |
| Kokapet, residential | 27,000 | 2,700 |
What this table is genuinely good for is a ranking the state itself publishes rather than a portal average: Telangana values Kollur land at 49% of Tellapur and 34% of Kokapet. That is the discount a Kollur buyer is being offered on the land component, stated by the authority that collects the duty.
No Kollur price history exists, and anyone showing you one made it up
Broker microsites and marketing decks for this corridor circulate five-year Kollur series, typically something like ₹2,800 per sq ft in 2020 rising to ₹8,500 in 2026, or a flat "15% a year". No such series exists.
The Registration and Stamps Department's portal exposes only the current unit rate, so pre-June-2026 Kollur guidance values cannot be retrieved from it. No repeat-sale index covers Kollur village. No transaction-level series for the village is published by anyone. Every appreciation chart you have seen for this micro-market is a reconstruction with no source underneath it, and this site will not add another one.
What is not established, stated plainly
| Item | Status |
|---|---|
| Unit sizes, and therefore any ticket price | Not established. No "starting at ₹X" figure appears anywhere on this site |
| Carpet areas | Never disclosed by the developer, which matters because RERA section 2(k) sells on carpet area, not on saleable area |
| Phase-wise pricing | Not established. The price list predates all three registrations and names no phase |
| Whether the floor rise is flat or cumulative | Not established. Both readings are published above |
| Whether the facing, corner and view premiums stack | Not established |
| Whether Telangana's transferable development rights cost for tall residential projects is already priced into ₹7,499 | Not established. This page asserts neither way |
| A Kollur price history | Does not exist |
What to do with this page
Take it to the sales office. Ask for the cost sheet for your specific unit, on the developer's letterhead, and check five things against it: the floor-rise basis for your floor in words; whether more than one view premium is being charged; the total of WEGI, corpus and advance maintenance stated as a rupee amount rather than a rate; the parking charge and whether a second bay is being sold to you; and the point in the schedule at which the registered agreement for sale is executed relative to the 20% tranche.
Then reprice. The base rate is the beginning of the conversation, not the end of it.
Send a Zuari Gangothri Tribhuja Price Enquiry
No ticket price can be quoted, because no unit size is published. Ask for the floor-rise basis for your floor in words, whether the view premiums stack, and the parking charge as a rupee amount.
Ask for the Price ListFrequently Asked Questions
Pricing - Zuari Gangothri Tribhuja FAQs
The advertised base rate is ₹7,499 per sq ft, from the developer's own price list dated 2 January 2026. That is not what a buyer pays. Three mandatory rate items add ₹396 per sq ft to every home in the project before any premium is discussed: WEGI at ₹200, a one-time corpus fund at ₹100 and 24 months of advance maintenance at ₹96. On top come floor rise, east facing at ₹100, corner at ₹100, ORR view at ₹200, internal garden or park view at ₹100 and 100 ft road view at ₹100. The sheet does not state whether more than one of those premiums can apply to the same home, so ask.
Roughly ₹9,300 to ₹10,850 per sq ft once the mandatory charges, the flat lump sums, 5 per cent GST and Telangana's 7.5 per cent stamp duty and registration are loaded on. Worked on a round 2,000 sq ft illustrative basis, the all-in comes to about ₹9,312 per sq ft on a lower floor with no premiums, about ₹9,988 on a mid-floor east-facing corner home and about ₹10,860 on a top-floor home with an ORR view and double parking - between 24 and 45 per cent above the headline. There is no configuration in the tower that gets close to ₹7,499. That 2,000 sq ft basis is illustrative and is not a Tribhuja unit size.
There is not one that can be published. No unit size has been disclosed by anybody with a source, and without a size there is no ticket price. Every "starting at ₹X" figure circulating for this project rests on a unit size with no upstream behind it. This site publishes rates per square foot and worked examples on a clearly labelled illustrative basis, and it will not publish a ticket price.
WEGI stands for water, electricity, gas and infrastructure, and it is charged at ₹200 per sq ft. It is the biggest line on the sheet that looks negotiable and is not: it is charged to every buyer, it attracts GST, and on a 2,000 sq ft illustrative basis it is ₹4 lakh plus tax. Treat it as part of the rate rather than as an extra.
The price list reads "Rs.25/- Per Sft From 5th Floor", and that sentence admits two readings which the sheet does not resolve. Under a flat reading, any home on the 5th floor or above pays ₹25 per sq ft. Under the cumulative reading, which is the standard Hyderabad convention and the only one under which a floor-rise line does real work in a 38-slab tower, floor n pays (n minus 4) times ₹25, so the 37th floor pays ₹825 per sq ft. On a 2,000 sq ft top-floor home - a round illustrative basis used across this site, not a Tribhuja unit size - the difference between the two is about ₹16 lakh of principal, plus roughly ₹2 lakh more in GST, duty and registration levied on top of it. This site publishes both readings and picks neither. Get the basis in writing for your specific floor before you sign. It is the highest-value question a buyer can ask at this project.
Kollur is a gram panchayat, so the gram panchayat row of the Registration and Stamps Department's ready reckoner applies: stamp duty 5.5 per cent, transfer duty nil, registration fee 2.0 per cent, a total of 7.5 per cent, plus panchayat mutation at 0.1 per cent of registration value or ₹800, whichever is higher. The total is 7.5 per cent in a gram panchayat and 7.5 per cent in a municipality; only the internal split differs, so guides printing "6 per cent in Hyderabad" are quoting a superseded split. Telangana gives no stamp-duty concession to women buyers - the rate is identical regardless of the buyer's gender. Separately, the 1 per cent TDS under section 194-IA is withheld from what you pay the builder and remitted on the builder's account; it is not an eighth charge on top, and buyers routinely overstate their outlay by modelling it as one.